Published: June 22 | The Trulia Team
Rent control limits how much a landlord can raise your rent each year. True rent control almost completely freezes your rent and is pretty uncommon. More common is ‘rent stabilization’, which limits the amount your rent can be increased each year.
You might already have some form of rent protection and not know it. This guide covers what rent control actually means, where it exists, and how to find a unit that qualifies.
Key takeaways:
- “Rent control” and “rent stabilization” are different things, though people often use the terms interchangeably. Rent stabilization caps annual increases at a small percentage. True rent control freezes rent almost entirely. Rent stabilization is more common.
- Many renters live in qualifying buildings without knowing it. Cities with rent control often publish a searchable online database where you can look up your own address.
- Landlords can sometimes raise rent above the regular annual cap if they make major improvements to the building or your unit.
What is rent control vs. rent stabilization?
Rent control technically means a tenant’s rent is almost completely frozen. But when people say “rent control,” they usually mean “rent stabilization.” For rent-stabilized units, landlords can still raise rent each year but only by a small percentage set by a local rent board.
Rent stabilization is much more common than strict rent control, covering a large number of units across cities and even states. For example, according to a 2023 survey, in New York City, there are about 24,000 rent controlled apartments and about 960,000 rent-stabilized apartments. The distinction between true rent control and stabilization matters because the rules and protections are different.
In New York City, the Rent Guidelines Board sets the maximum allowable increase for rent-stabilized leases each year. California has a statewide law capping annual increases. Oregon’s formula uses a similar inflation-tied cap. Washington state added statewide rent protections in 2025, capping increases at 7% plus the CPI, or 10%, whichever is lower, according to the National Apartment Association.
What is the benefit of rent stabilization or rent control?
The obvious benefit is the rent cap itself. Your landlord can only raise your rent each year by a set amount. So, even if rents skyrocket around you, your own rent will stay much more stable. Tenants who’ve held stabilized apartments for many years often pay well below the current market rate for their area.
In many cities, rent-controlled and rent-stabilized units also come with “just cause” eviction protections. Under these rules, a landlord can’t ask you to leave without a legally recognized reason. Nonpayment of rent, a lease violation, or the owner moving into the unit are typical examples. In a hot rental market, this can matter just as much as the rent cap itself. Without it, a landlord who wants to reset your unit to market rate might find other ways to push you out. With it, your tenancy is more secure.
Does my home qualify for rent control?
There are many signs that will indicate whether your unit is likely to be rent controlled or rent stabilized. The specifics vary city by city and you can often find the details on your local rent board or government websites. For example, in New York, rent stabilized buildings generally contain 6 or more units, were built before 1974, and are not co-ops or condos. In San Francisco, rent controlled units are generally limited buildings built before June 1979 that are not used as single-family homes.
Many types of property are also exempt from rent stabilization or rent control. For example, new construction is often exempt from both rent control or rent stabilization for several years. California’s statewide rent stabilization exempts properties constructed within the last 15 years. Single-family homes and condos are also frequently exempt, even in cities with strong rent control programs.
When can rent be increased?
When a rent-controlled or rent-stabilized unit goes vacant, most cities allow the landlord to reset the rent to market rate before a new tenant signs on. This is called vacancy decontrol
Many cities also let landlords petition for additional rent increases when they make major capital improvements to a building. A new roof, plumbing overhaul, or elevator replacement can qualify, as can significant upgrades to your specific unit. I
How can I find a rent-controlled apartment?
Most cities with rent control or stabilization maintain an official registry of covered buildings. The Los Angeles Housing Department offers an online RSO lookup tool. The NYC Rent Guidelines Board publishes searchable lists of stabilized buildings by address. San Francisco’s Rent Board makes its registry publicly available as well. Cross-referencing a registry against available listings takes some effort, but it’s a reliable way to figure out if a place has rent controls.
Older buildings are also a practical search proxy. Most rent controls cover buildings constructed before a certain year. Focusing on pre-war walk-ups in New York City puts you in the right pool. When you contact a landlord or property manager, you could also directly ask, “Is this unit subject to rent stabilization?”.
Frequently asked questions
Not exactly. Rent control limits how much a landlord can raise an existing tenant’s rent each year, but the starting rent isn’t necessarily low. Affordable housing programs set rents based on a tenant’s income or the local area median income. A rent-stabilized apartment can still have a high starting rent.
In most cities with rent control, landlords can raise rent only once every 12 months and only by the amount allowed under local rules. Exceptions include the vacancy reset when a new tenant moves in and approved pass-throughs for major capital improvements and renovations.
In most cities, rent control follows the unit, not the owner. A new owner takes on the existing lease terms and the rent cap stays in place. That said, some states allow landlords to withdraw a building from the rental market under specific conditions, which can end tenancies regardless of stabilized status. A local tenant’s rights organization can help you understand the rules in your city.
Rent control often does not apply to certain types of rental. Single-family homes, condos, and newer buildings are frequently exempt. If your building is in a city with rent control, checking the local rent board’s registry is the only reliable way to confirm whether your unit qualifies.
